4800 Daleview Ave #41 · El Monte, CA 91731

$169,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 96 Days on market

Built 1970 Fair condition 2,600 sqft lot Est $137k · 23% over ↓ 5% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This charming mobile home in the highly sought-after Daleview Mobile Home Estates is in a premier 55+ community. Filled with natural light, the inviting living room features a wall of windows and flows seamlessly into the dining area with a built-in mirrored hutch for display and storage. The spacious kitchen offers generous counter space, a gas cooktop with hood vent, and a convenient breakfast bar for casual dining and entertaining. This well-designed home features 2 bedrooms and 2 bathrooms, including a comfortable primary suite with sliding glass door adding natural light to the room, dual closets, a dedicated dressing area, and a private bath with separate vanity and shower areas. Feat

Key facts

• Ample counter space
• 2,600 sq ft lot
• 2 parking spots

Tags

• SLIDING GLASS FRONT DOOR
• LIGHT AND BRIGHT LIVING ROOM
• AMPLE COUNTER SPACE
• GAS COOKTOP WITH HOOD VENT
• INVITING BREAKFAST BAR
• PRIMARY BEDROOM SUITE

Property features AI

Finance

• Other: View from property; Lot and living area sources estimated
• Financial info: Land lease of $995 monthly (park provided); Rent includes trash and water
• HOA & community: Park: Daleview Estates; Senior community; Manager approval required; Pets allowed; Suburban community features; Association amenities: Other

Exterior

• Parking: Attached carport; Two parking/carport spaces
• Security: Carbon monoxide detectors; Fire and smoke detection system
• Utilities: District / public water; Public sewer; Natural gas connected; Electricity connected; Cable available; Telephone on property
• Home design: Mobile home (Royal Lancer model) remains on site; Double-wide body type; Single story; Faces south; Entry level 1
• Construction: Metal construction materials; Pillar/post/pier raised foundation
• Exterior features: Metal roof; Aluminum skirt; Awning; Covered concrete patio; In-ground community spa; Community pool (fenced); Two sheds; Shed on property; Level, paved lot; Private road frontage; Maintained paved road

Interior

• Kitchen: Gas cooktop; Gas oven; Water heater unit
• Bedrooms: Primary bedroom on main floor; All bedrooms on main floor; Primary suite
• Flooring: Vinyl flooring; Carpet
• Bathrooms: One full bathroom; One 3/4 bathroom; Main floor full bath; Bathtub; Shower; Double sinks in master bath; Vanity area; Bathroom closet; Linen closet/storage
• Heating & cooling: Forced air / central furnace heating; Central cooling
• Interior features: Wood product walls; Built-ins; Ceiling fan; Open floor plan; Storage space; Screens on windows; No interior steps (accessible); Carbon monoxide detector(s); Fire and smoke detection system; Ground-level entry with steps; One-level home
• Laundry & utility: Washer hookup; Gas dryer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $169k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 2.4% in El Monte — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#554 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime D, amenities F, cost of living F.
• El Monte Union High (suburban): math 34% / reading 59% proficiency, ranked #543 of 1,400 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cleminson Elementary (340 students, 67% FRL); Arroyo High (1,742 students, 81% FRL).
• Market conditions: Rents soft (-1.1%/yr); 45 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,018/mo this rent would consume 58% of the median local household income ($62k/yr) (locally 1552% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $47k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.79% ✓
• Cap rate: 14.93%
• Cash-on-cash: 30.84%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $137,160
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4800 Daleview Ave #148	0.00mi	2/2.0	1,100 (+2%)	6mo	$140,000	$127	92
4800 Daleview Ave #18	0.02mi	3/2.0 (+1)	1,224 (+13%)	2mo	$325,000	$266	70
4800 Daleview Ave #91	0.05mi	2/2.0	1,200 (+11%)	19mo	$145,000	$121	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 1.87×
• Total profit: $41,278
• Equity at exit: $25,198

10-year hold

• IRR: 28.2%
• Equity multiple: 3.15×
• Total profit: $101,694
• Equity at exit: $14,612

Cash invested: $47,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 91731

• Rents YoY: -1.1%
• Active inventory: 45
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,018 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $1,216

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,333	-5% $1,275	+0% $1,216	+5% $1,158	+10% $1,099
Rent	-10% $978	-5% $1,097	+0% $1,216	+5% $1,335	+10% $1,455
Rate	-1.0pp $1,301	-0.5pp $1,259	base $1,216	+0.5pp $1,172	+1.0pp $1,128

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4907 McClintock Ave Temple City, CA	3.0	2.0	1134	$3,500	$3.09	0d	1	0.14mi
10644 Fairhall St Unit B Temple City, CA	2.0	2.0	780	$2,400	$3.08	0d	1	0.35mi
5335 El Monte Ave Temple City, CA	2.0	1.0	873	$3,200	$3.67	6d	1	0.52mi
10668 Olive St Temple City, CA	2.0	1.0	950	$2,300	$2.42	19d	1	0.54mi
5425 Santa Anita Ave Temple City, CA	1.0	1.0	875	$1,875	$2.14	0d	1	0.54mi
10535 Freer St Temple City, CA	3.0	2.0	1490	$3,999	$2.68	45d	1	0.60mi
10563 Emery St El Monte, CA	3.0	2.5	1250	$3,500	$2.80	3d	1	0.61mi
11126 Daines Dr Temple City, CA	2.0	1.0	1051	$3,200	$3.04	3d	1	0.64mi
10534 Daines Dr Temple City, CA	2.0	1.0	810	$2,700	$3.33	6d	1	0.73mi
10532 Daines Dr Unit 10534 Temple City, CA	2.0	1.0	800	$2,700	$3.38	20d	1	0.74mi
5657 McCulloch Ave #106 Temple City, CA	3.0	2.5	1308	$7,350	$5.62	0d	1	0.78mi
11050 Lambert Ave Apt 8 El Monte, CA	2.0	1.0	800	$2,175	$2.72	0d	1	0.78mi
10317 Olive St Unit B Temple City, CA	3.0	2.0	996	$3,500	$3.51	45d	1	0.81mi
2623 Glamis Ct Arcadia, CA	3.0	3.0	1500	$4,160	$2.77	0d	1	0.88mi
4128 Tyler Ave El Monte, CA	1.0–2.0	1.0	700	$2,100	$3.00	0d	2	0.91mi
521 E Live Oak Ave Arcadia, CA	2.0	1.0	834	$2,500	$3.00	4d	1	1.20mi
521 Live Oak Ave Unit 521B Arcadia, CA	2.0	1.0	834	$2,500	$3.00	3d	1	1.20mi
9968 Daines Dr Temple City, CA	3.0	2.0	1347	$3,500	$2.60	14d	1	1.22mi
3809 Pine Ave El Monte, CA	3.0	2.0	750	$2,700	$3.60	18d	1	1.28mi
11519 Forest Grove St El Monte, CA	2.0	1.5	1000	$2,900	$2.90	4d	1	1.31mi
4064 E Live Oak Ave Arcadia, CA	1.0–2.0	1.0–2.0	949	$3,222	$3.39	19d	10	1.33mi
3676 Tyler Ave El Monte, CA	3.0	2.5	1500	$3,450	$2.30	19d	1	1.34mi
3658 Tyler Ave El Monte, CA	3.0	3.0	1457	$3,300	$2.26	4d	1	1.39mi
4914 Kauffman Ave Unit B Temple City, CA	2.0	1.0	800	$2,600	$3.25	19d	1	1.39mi
11507 Medina Ct Unit 11507-C El Monte, CA	1.0	1.0	750	$1,550	$2.07	0d	1	1.40mi
5745 Baldwin Ave Unit 5745 Temple City, CA	1.0	1.0	700	$2,350	$3.36	23d	1	1.42mi

Listing history 17 events

1. 2026-06-21
   days on market $169,000 Active 96 DOM
2. 2026-06-18
   days on market $169,000 Active 93 DOM
3. 2026-06-17
   days on market $169,000 Active 92 DOM
4. 2026-06-16
   days on market $169,000 Active 91 DOM
5. 2026-06-15
   days on market $169,000 Active 90 DOM
6. 2026-06-13
   days on market $169,000 Active 88 DOM
7. 2026-06-13
   days on market $169,000 Active 87 DOM
8. 2026-06-09
   days on market $169,000 Active 84 DOM
9. 2026-06-08
   days on market $169,000 Active 83 DOM
10. 2026-06-07
    days on market $169,000 Active 82 DOM
11. 2026-06-04
    days on market $169,000 Active 79 DOM
12. 2026-06-03
    days on market $169,000 Active 78 DOM
13. 2026-06-02
    days on market $169,000 Active 77 DOM
14. 2026-06-01
    days on market $169,000 Active 76 DOM
15. 2026-05-31
    days on market $169,000 Active 75 DOM
16. 2026-04-25
    price $175,000
17. 2026-03-17
    listed $185,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 93% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,215
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,897
• − Management: −$2,897
• − Depreciation: −$4,916
• Taxable income: $12,657
• Est. tax owed @ 24.0%: −$3,038
• After-tax cash flow: $11,557/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs and maintenance needed. It has potential for increased value with updates to the interior and exterior.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom vanity — slight wear
• Moderate exterior siding — visible wear
• Moderate interior walls — slight wear
• Moderate landscaping — overgrown plants

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Rental replace carpet — improves comfort
• Resale repair exterior siding — enhances curb appeal
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom vanity · slight wear	Minor	$500–3,000
exterior siding · visible wear	Moderate	$3,000–15,000
interior walls · slight wear	Moderate	$3,000–15,000
landscaping · overgrown plants	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$10,000–51,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Rental replace carpet — improves comfort ↑
• Resale repair exterior siding — enhances curb appeal ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: El Monte Union High
• NCES district ID: 0612120
• Math proficiency: 34% ▲ 4.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $46,859
• Composite: 41.69/100
• National rank: #7198
• State rank: #543 of 1400 in CA

Livability — El Monte

• Score: 61/100
• State rank: #554
• US rank: #18369

Category grades

Amenities F Commute A+ Cost of living F Crime D Employment C+ Housing C+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Monte, CA
• County: Los Angeles County · 9,444,647 people
• City population: 85,051
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 27,620
• Household income: $62,215
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1552.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Asian 28% Two or more races 24% Native American 5% White 5%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 47% · Canada, China, Vietnam
• Languages at home: 17% English-only · Spanish 55% Chinese 18% Vietnamese 6%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -732.97%
• Current HPI: 425.7442
• Rent YoY: ▼ -1.12%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-5.4% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $175,000 CRMLS
• 2026-03-17 Listed $185,000 CRMLS